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NV2010
20-10-12, 15:41
Upcoming new project to be launched by CDL at Pasir Ris Grove. 900 plus units.

4wheels
20-10-12, 17:03
Wow! Another big project.

radha08
20-10-12, 17:16
pasir ris...super crowded..:o

radha08
20-10-12, 17:18
Upcoming new project to be launched by CDL at Pasir Ris Grove. 900 plus units.

any link to details...

2824
20-10-12, 17:26
Upcoming new project to be launched by CDL at Pasir Ris Grove. 900 plus units.
Livia part 4 ?

buttercarp
20-10-12, 18:58
Nothing much known about the project yet.

http://www.cdl.com.sg/app/cdl/residential/future_launches.xml

https://pbs.twimg.com/media/A5pRzH0CUAE_Y10.jpg:large

radha08
20-10-12, 21:14
i think there are 2 plots left in pasir ris grove wonder which one it is...nearer to mrt or next to tpe...

http://www.streetdirectory.com/asia_travel/travel/travel_id_56921/travel_site_1/

sabian
21-10-12, 03:04
Shd be the one along Pasir Ris Drive.

912 units? Better launch soon. CM6 wiped out a lot of marginal buyers/ older buyers.

If don't launch now, wait other launches soak up the remaining buyers, not easy to move 912 units type of development now.

chestnut
21-10-12, 07:21
Shd be the one along Pasir Ris Drive.

912 units? Better launch soon. CM6 wiped out a lot of marginal buyers/ older buyers.

If don't launch now, wait other launches soak up the remaining buyers, not easy to move 912 units type of development now.

Wat do u think will be their launch price?

NV2010
21-10-12, 10:09
Wat do u think will be their launch price?Understand that the project to be launched btw Nov 12 and Jan 2013. There will be no competing on prices as the 5 plot of lands belong to CDL anther word, CDL is controlling the price and this plot is much closer to Mrt and shopping mall. The launch price may starts at $900 onward.

chestnut
21-10-12, 10:12
Understand that the project to be launched btw Nov 12 and Jan 2013. There will be no competing on prices as the 5 plot of lands belong to CDL anther word, CDL is controlling the price and this plot is much closer to Mrt and shopping mall. The launch price may starts at $900 onward.

I think it may be higher. Honest question here: can anyone tell me the projects selling below 1k (new projects)? Can you list it there

Thanks

sabian
21-10-12, 10:31
Wat do u think will be their launch price?

pasir ris is still ulu to most people who have no reasons to stay there.

probably targeted at pasir ris upgraders and young parents who need to be near their in-laws in pasir ris.

but the area quite saturated now. at least 7 new plots have been launched in pasir ris?

plus 1 EC launch and there are older resale condos on the mkt too.

doesn't help that mnd now restricts the proportion of mm units.

took them almost a year to clear palette (>90%) and the last burst of fire was probably due to CM6.

and with the latest CM6 curbing older buyers and marginal buyers.

hard to see them pricing it higher than palette, esp with 912 units.

feel they really need to pull some rabbits out of the hat and impress wit this one if they want to get buyers to bite.

prospective buyers who not in a rush can wait out bec if it takes as long as palette to sell, by then, CM7 may be out.

chestnut
21-10-12, 10:42
Look at hillview, so many condos.... Most condos in a particular arwa and look at the pricing. Everything is about relativity. If they price lower than palette, they will screw themselves. Again, where are the condos below 1k psf. Once we have that figure. Then we can analyse it better.

radha08
21-10-12, 11:57
Look at hillview, so many condos.... Most condos in a particular arwa and look at the pricing. Everything is about relativity. If they price lower than palette, they will screw themselves. Again, where are the condos below 1k psf. Once we have that figure. Then we can analyse it better.

why will they screw themselves if priced lower than palette..

chestnut
21-10-12, 11:58
why will they screw themselves if priced lower than palette..

If they price lower than palette. I will buy. :D

NV2010
21-10-12, 12:02
hi,

Anyone can advise me that i should buy NV or Livia resale or wait for New launch???

radha08
21-10-12, 12:41
If they price lower than palette. I will buy. :D

oh ok...:cheers1:

radha08
21-10-12, 12:42
hi,

Anyone can advise me that i should buy NV or Livia resale or wait for New launch???


u already waited so long whats a few more months...but some people i know wait wait wait and never buy...:o

NV2010
21-10-12, 13:33
Looking for good advice??? Sold 2bedroom looking for bigger one?

kale
21-10-12, 14:18
Despite numerous launches in pasir ris, CDL manage to sell more than 90% for palette within a yr, can consider quite good....

For next plot, CDL likely to sell it slightly higher price than palette so as to drive potential customers to finish up remaining units in palette...... Juz Repeat the same process for the last plot, which is nearest to mrt n should be the most expensive among the 5 plots, they can close case for this gigantic piece of land they have bog donkey yrs ago

price
21-10-12, 15:08
this next plot is a freehold land selling as 99 years.

radha08
21-10-12, 15:32
Looking for good advice??? Sold 2bedroom looking for bigger one?

the hype and splendour is over at punggol...why not look there...whats the draw of pasir ris...

kane
21-10-12, 15:47
wah, long time haven't see any developer launch such big devt project.

price
21-10-12, 15:56
wah, long time haven't see any developer launch such big devt project.

Riversails?

kane
21-10-12, 16:06
Riversails?
how many units that one?

sabian
21-10-12, 17:28
this next plot is a freehold land selling as 99 years.
no it's not freehold land sold as leasehold. it was freehold agri land. CDL paid to have it converted to 99 year resi.

but i'm not sure if the clock is ticking for them to develop the land.

price
21-10-12, 21:07
no it's not freehold land sold as leasehold. it was freehold agri land. CDL paid to have it converted to 99 year resi.

but i'm not sure if the clock is ticking for them to develop the land.

No i think ur wrong.

sabian
21-10-12, 21:13
No i think ur wrong.
go check CDL's annual reports. They were listed as freehold agri land initially and restated as 99yr leasehold land recently.

Kanarazu
21-10-12, 21:16
go check CDL's annual reports. They were listed as freehold agri land initially and restated as 99yr leasehold land recently.

Will they offer as 103 years instead of 99LH? What's the normal practice for FH land sold as LH?

radha08
21-10-12, 21:52
go check CDL's annual reports. They were listed as freehold agri land initially and restated as 99yr leasehold land recently.

spore agri land....:D

price
21-10-12, 22:16
go check CDL's annual reports. They were listed as freehold agri land initially and restated as 99yr leasehold land recently.
yeah we did that once in this forum and thats what we found out.

sabian
21-10-12, 22:23
Will they offer as 103 years instead of 99LH? What's the normal practice for FH land sold as LH?
I'm new to property. Only one I have heard of is The Shore by FEO.

sabian
21-10-12, 22:25
yeah we did that once in this forum and thats what we found out.
Found out what?

bakasa2002
22-10-12, 00:33
hi,

Anyone can advise me that i should buy NV or Livia resale or wait for New launch???


Wait for new launch, they might do away w BW now? Esp if u r not a fan of them:D

bakasa2002
22-10-12, 00:37
I think it may be higher. Honest question here: can anyone tell me the projects selling below 1k (new projects)? Can you list it there

Thanks

Quite a few but mainly in Pasir Ris, Loyang, sengkang, Punggol? Palatte, palm isles, riversails and river isle just to name one from each area I have listed. :)

chestnut
22-10-12, 04:29
Quite a few but mainly in Pasir Ris, Loyang, sengkang, Punggol? Palatte, palm isles, riversails and river isle just to name one from each area I have listed. :)

3 years ago, you would have said, :doh: open your eyes, it's everywhere.
Fast forward today, only a few.
The places you mentioned are either laggards, far from amenities or something. Next, have to compare w rest of nearby projects and nearby district to determine if worth to go in.

sabian
22-10-12, 07:23
Of courtesy can go in! This time it's different! Fed QEfinity! Govt will not allow property prices to fall.

NV2010
22-10-12, 08:26
Upcoming launch by CDL at Pasir ris grove.

sleeping lamb
22-10-12, 08:38
3 years ago, you would have said, :doh: open your eyes, it's everywhere.
Fast forward today, only a few.
The places you mentioned are either laggards, far from amenities or something. Next, have to compare w rest of nearby projects and nearby district to determine if worth to go in. The good thing about pasir ris is that it is very near to the jewel of the east, tampines. And Costa ris, the bto across the road, has a few eateries and. minimart. no need to walk all the way to white sands to get stuff at times. Aside from this, the environment in pasir ris is good and comes with a resort feel.

kane
22-10-12, 08:50
The sites are getting nearer and nearer to the expressway.

CondoWE
22-10-12, 09:27
The sites are getting nearer and nearer to the expressway.

Can see free car racing show every daily..:banghead:

sabian
22-10-12, 10:26
Can see free car racing show every daily..:banghead:

motor vehicle fumes: carcinogenic.

NV2010
22-10-12, 10:41
go check CDL's annual reports. They were listed as freehold agri land initially and restated as 99yr leasehold land recently.

Which year of the annual reports?

eng81157
22-10-12, 10:49
all the plots are FH and developments sold as LH, mimicking FEO's scam job

sabian
22-10-12, 11:32
Which year of the annual reports?

2006 Annual Report (pg 52)
http://media.corporate-ir.net/media_files/irol/60/60774/AR2006.pdf
The plots are still listed as 999 year.

2007 AR (pg 56)
http://media.corporate-ir.net/media_files/irol/60/60774/AR2007.pdf
3 plots have been converted to 99yr+state land

2008 AR (pg 51)
http://media.corporate-ir.net/media_files/irol/60/60774/AR2008.pdf
Livia plot is no longer listed. Plots 2(NV) & 3(Palette) listed as 99 yr
Plots 4 & 5 remain as 999 yr as they are still agri land

2009 AR (pg 60)
http://media.corporate-ir.net/media_files/irol/60/60774/CDL_AR2009.pdf
As above

2010 AR (pg 65)
http://media.corporate-ir.net/Media_Files/IROL/60/60774/CDL_AR2010_FINAL.pdf
All plots converted to 99yr resi usage.

I also don't why so many folks like to rely on internet urban myth (Just bec 1 stupid Livia blog suggested so) and then start parroting like it's gospel truth. :doh:

As far as I know, only FEO's The Shore has a leasehold on freehold land arrangement.

sabian
22-10-12, 11:36
all the plots are FH and developments sold as LH, mimicking FEO's scam job
You have any facts to back that up?

Bec I also thought that was the case until I realised CDL is a listed company and the information will reside in their annual reports.

NV2010
22-10-12, 11:36
Thanks for you good info.

sabian
22-10-12, 12:23
Thanks for you good info.
You are welcome.:cheers6:

eng81157
22-10-12, 12:28
You have any facts to back that up?

Bec I also thought that was the case until I realised CDL is a listed company and the information will reside in their annual reports.

this is not new information, go google about it

sabian
22-10-12, 12:44
this is not new information, go google about it
Provide the link if you have it.:rolleyes:

eng81157
22-10-12, 12:55
Provide the link if you have it.:rolleyes:

check out the threads on palette and NV, get off your couch and do the homework personally

kale
22-10-12, 13:04
actually nowsaday, it's not easy to find any launches within walking distance to MRT and yet less than $1k psf.

I personally have done the walking from mrt to the tentative opening of the other end of pasir ris grove within 6-7mins at normal pace, so reaching palette and upcoming new launch within 10 min should not be an issue.

btw, i'm vested in palette.

eng81157
22-10-12, 13:29
actually nowsaday, it's not easy to find any launches within walking distance to MRT and yet less than $1k psf.

I personally have done the walking from mrt to the tentative opening of the other end of pasir ris grove within 6-7mins at normal pace, so reaching palette and upcoming new launch within 10 min should not be an issue.

btw, i'm vested in palette.

out of the 4 plots, i think palette and NV are better than livia and the new plot (which is facing the highway - a.k.a noise buffer)

sabian
22-10-12, 14:24
check out the threads on palette and NV, get off your couch and do the homework personally
I have been through those threads lah.

I was asking you for factual links. Not hearsay from threads and links.

sabian
22-10-12, 14:30
out of the 4 plots, i think palette and NV are better than livia and the new plot (which is facing the highway - a.k.a noise buffer)Livia is further from the highway compared to Palette and NV.

Part of Palette and quite a significant part of the 4th plot are nearer.

buttercarp
22-10-12, 15:35
http://www.propertylaunch.sg/Singapore-Property-New-Launch/Pasir-Ris-CDL.php#section=Google-Map

Found this.
It says 5 min to Pasir ris mrt.
From the map, it is along Pasir Ris Dr 8.

LOL.... the ad features an elderly lady with a walking stick.
Wonder what is the significance?

Perhaps they are targetting retirees or they mean that the residents there will live happily ever after till a ripe old age?

sabian
22-10-12, 15:51
http://www.propertylaunch.sg/Singapore-Property-New-Launch/Pasir-Ris-CDL.php#section=Google-Map

Found this.
It says 5 min to Pasir ris mrt.
From the map, it is along Pasir Ris Dr 8.

LOL.... the ad features an elderly lady with a walking stick.
Wonder what is the significance?

Perhaps they are targetting retirees or they mean that the residents there will live happily ever after till a ripe old age?

Guess the launch is imminent? But it's the least desirable of all the plots the highway proximity.

The walking stick lady is found in all their "to be launched" ads.

eng81157
22-10-12, 16:20
I have been through those threads lah.

I was asking you for factual links. Not hearsay from threads and links.

well, i know for sure my homework isn't based on hearsay. go do yours:doh:

sabian
22-10-12, 17:09
well, i know for sure my homework isn't based on hearsay. go do yours:doh:
Until now you still beating about the bush.

Got evidence just lay it out lor. Otherwise it's just based on hearsay :rolleyes:

iwantgizmos
22-10-12, 17:18
aiyo, why these things also become issue...
relax lah brothers....

realestates1
22-10-12, 17:18
its really great project.. coming up... !! keep providing more information about it..

sabian
22-10-12, 17:21
check out the threads on palette and NV, get off your couch and do the homework personally
I could have given NV2010 the same response as you did when he asked me for the info.

But I guess you aren't in the forum to share though I was hoping that you would contribute.


well, i know for sure my homework isn't based on hearsay. go do yours:doh:
Until now you still beating about the bush.

Got evidence just lay it out lor. Otherwise it's just based on hearsay :rolleyes:

It will help potential buyers who may be keen but are wondering about your claims that CDL is selling 99yr development on freehold land as per FEO's The Shore.

buttercarp
22-10-12, 17:21
aiyo, why these things also become issue...
relax lah brothers....

I think it is a male thing :D .

sabian
22-10-12, 17:24
I think it is a male thing :D .
Not really sis.

Even if Eng81157 is an Andrea, I would be asking her for some factual links to back up those claims.

But just so we are clear, I have nothing against him. I do follow his posts bec his comments are very fair.

It's just this 99yr on FH land that I would really appreciate some sort of evidence so the issue can be put to bed once and for all. :cheers5:

buttercarp
22-10-12, 18:54
As far as I know, only FEO's The Shore has a leasehold on freehold land arrangement.

According to this report
http://www.asiaone.com/Business/My+Money/Property/Story/A1Story20091231-188966.html
.................................................
Selling a lease term instead of the entire freehold tenure is relatively rare, although Far East has done it before.
It launched two cluster housing projects - Cabana and The Greenwood - on freehold land with 103-year leases.

The 119-unit Cabana is in Sunrise Terrace, near Yio Chu Kang MRT station, while the 54-unit The Greenwood is in Greenwood Avenue.

The 99-year leasehold Spring Grove condo, which sits on the former Grange Road residence of the American ambassador, is a similar case.
The United States government bought the land in 1950 on a freehold lease but sold it on a 99-year lease to City Developments in 1991. The plot reverts to the US government at the end of this century..............................

sabian
22-10-12, 19:16
According to this report
http://www.asiaone.com/Business/My+Money/Property/Story/A1Story20091231-188966.html
.................................................
Selling a lease term instead of the entire freehold tenure is relatively rare, although Far East has done it before.
It launched two cluster housing projects - Cabana and The Greenwood - on freehold land with 103-year leases.

The 119-unit Cabana is in Sunrise Terrace, near Yio Chu Kang MRT station, while the 54-unit The Greenwood is in Greenwood Avenue.

The 99-year leasehold Spring Grove condo, which sits on the former Grange Road residence of the American ambassador, is a similar case.
The United States government bought the land in 1950 on a freehold lease but sold it on a 99-year lease to City Developments in 1991. The plot reverts to the US government at the end of this century..............................
Thanks buttercarp.

Seems this is predominantly FEO's speciality?

kane
22-10-12, 19:26
Therefore, if people don't think this differentiation is important, then they can go buy these projects. I would never ever buy a project where the developer holds the freehold rights. That's just me.

4wheels
22-10-12, 20:11
Thanks buttercarp.

Seems this is predominantly FEO's speciality?

I believe this other project that is LH sitting on a FH land is the Hedges Park at flora drive. All lands over the flora drive owns by Hong Leong are supposed to be FH.

sabian
22-10-12, 22:06
I believe this other project that is LH sitting on a FH land is the Hedges Park at flora drive. All lands over the flora drive owns by Hong Leong are supposed to be FH.
That's possible. Those plots are freehold resi from the beginning.

So Livia/ NV/ The Palette and the next 2 plots too?

NV2010
23-10-12, 09:04
Here is the history of CDL's Lands for residential
in Pasir Ris. Below are the details extracted from the CDL's annual reports.

CDL major properties for Development and/or Resale


In Annual Report 2006
Pasir Ris Drive 1/8 Site Area (Sq. metres) 195,025
Tenure 999 years

In Annual Report 2007
Pasir Ris Land Parcels 1, 2 and 3 + State Land Site Area (Sq. metres) 113,589 Tenure 99 years
Pasir Ris Land Parcels 4 and 5 Site Area (Sq. metres) 84,102
Tenure 999 years



In Annual Report 2008
Pasir Ris Land Parcels 2 and 3 + State Land Site Area (Sq. metres) 72,008 Tenure 99 years
Pasir Ris Land Parcels 4 and 5 Site Area (Sq. metres) 84,102
Tenure 999 years


In Annual Report 2009
Pasir Ris Land Parcels 2 and 3 + State Land Site Area (Sq. metres) 72,008 Tenure 99 years
Pasir Ris Land Parcels 4 and 5 Site Area (Sq. metres) 84,102
Tenure 999 years


In Annual Report 2010
Pasir Ris Land Parcel 3 + State Land Site Area (Sq. metres) 41,513 Tenure 99 years
Pasir Ris Land Parcels 4 and 5 Site Area (Sq. metres) 84,132
Tenure 99 years


In Annual Report 2011
Pasir Ris Land Parcel 3 + State Land Site Area (Sq. metres) 41,513 Tenure 99 years
Pasir Ris Land Parcel 5 Site Area (Sq. metres) 41,275
Tenure 99 years

eng81157
23-10-12, 09:10
Until now you still beating about the bush.

Got evidence just lay it out lor. Otherwise it's just based on hearsay :rolleyes:

:doh: :doh: other than reports, i doubt questioning and obtaining confirmation from a few agents that were tasked to sell NV and palette count as hearsay.

NorthernStar
23-10-12, 09:21
I believe this other project that is LH sitting on a FH land is the Hedges Park at flora drive. All lands over the flora drive owns by Hong Leong are supposed to be FH.

Hedges park is 99LH sold in GLS 2010

http://www.ura.gov.sg/sales/UppChangiFloraDr/Launch/UpperChangiFloraDr-TenderDocsFrames.html

NorthernStar
23-10-12, 09:24
if got free cash, can get the lot info/history from SLA.. report + mailing cost around $9.. Not requested before, so i don't know what is actually inside the report.

toiletsiao
23-10-12, 09:25
I believe this other project that is LH sitting on a FH land is the Hedges Park at flora drive. All lands over the flora drive owns by Hong Leong are supposed to be FH.

hedges Park is 99yr LH ... its a GLS site...

toiletsiao
23-10-12, 09:27
actually the most simple way to clear up this Pasir Ris Grove site's tenture is just to email CDL investor relations for clarification..... say u are a prospective investor and want to know more lo.....

buttercarp
23-10-12, 09:46
actually the most simple way to clear up this Pasir Ris Grove site's tenture is just to email CDL investor relations for clarification..... say u are a prospective investor and want to know more lo.....

Yes, agreed that this is the best way!
We are here to share info but we are not obliged to do so.
Those who want proper info have to find it out for themselves and not expect it out of anyone here.

toiletsiao
23-10-12, 09:49
Yes, agreed that this is the best way!
We are here to share info but we are not obliged to do so.
Those who want proper info have to find it out for themselves and not expect it out of anyone here.

actually i just emailed them ... lol

I am curious too...also i wanted to know something about their non-core assets...so i shun pian included this land tenure question...

sabian
23-10-12, 09:51
Yes, agreed that this is the best way!
We are here to share info but we are not obliged to do so.
Those who want proper info have to find it out for themselves and not expect it out of anyone here.
Yup. Agreed. I won't be so stupid the next time to respond the way I did with NV2010.

No offence to NV2010 but the way this forum works has been made clear to me now.

sabian
23-10-12, 19:17
actually the most simple way to clear up this Pasir Ris Grove site's tenture is just to email CDL investor relations for clarification..... say u are a prospective investor and want to know more lo.....
Thank toiletsiao. I emailed CDL and they responded promptly.

BigBoy
24-10-12, 00:16
Thank toiletsiao. I emailed CDL and they responded promptly.

So what was their reply? I emailed them too but they didn't answer my question.

Me:I would like to find out if The Palette is a leasehold condo on a freehold land?
CDL:Thank you for your email. The Palette is a 99 years leasehold project. For more information pertaining to sales, please do not hesitate to contact our hotline at tel: 68771818. Thank you and we look forward to be of service to you.:banghead:

So I wrote them another email.

Me:Hi, I know it's a leasehold project but I would like to know if the land it's on belongs to cdl or the govt after the lease.

No response from CDL yet.

toiletsiao
24-10-12, 00:31
So what was their reply? I emailed them too but they didn't answer my question.

Me:I would like to find out if The Palette is a leasehold condo on a freehold land?
CDL:Thank you for your email. The Palette is a 99 years leasehold project. For more information pertaining to sales, please do not hesitate to contact our hotline at tel: 68771818. Thank you and we look forward to be of service to you.:banghead:

So I wrote them another email.

Me:Hi, I know it's a leasehold project but I would like to know if the land it's on belongs to cdl or the govt after the lease.

No response from CDL yet.

nope ... no response yet.

buttercarp
24-10-12, 00:45
nope ... no response yet.

May I know what difference does it make?
Will it affect the pricing?

Kenshinto80
24-10-12, 04:21
May I know what difference does it make?
Will it affect the pricing?
Big difference esp after 20 to 30 years for enbloc. Only got one buyer to go to....hence the folks on this thread want clarification.

buttercarp
24-10-12, 09:15
Big difference esp after 20 to 30 years for enbloc. Only got one buyer to go to....hence the folks on this thread want clarification.

Oh, now I get the picture.... thanks :) !

So to chose between the 2, it is better if it is a GLS and 99LH, than LH on FH land, right?

eng81157
24-10-12, 11:33
Oh, now I get the picture.... thanks :) !

So to chose between the 2, it is better if it is a GLS and 99LH, than LH on FH land, right?

certainly. to top up the lease, gotta go to owner. wanna enbloc, fat chance.

chestnut
24-10-12, 12:22
Oh, now I get the picture.... thanks :) !

So to chose between the 2, it is better if it is a GLS and 99LH, than LH on FH land, right?

Nope, depends on your objective. Try to figure it out. Example. If u bot Livia, did u make money? Is en bloc the only thing in your mind? Are u telling me every 99 yr leasehold will get enbloc once they have say 60 yr lease left?

So those who bot Livia stupid? I don't think so.

There are some more angles to look at. U just need to look deeper.

Typically en bloc happens when plot ratio increase - then developer can make more money or
The plot ratio of the condo is not maximized
Or the existing condo is sitting on unique situation and he developer can make money.

buttercarp
24-10-12, 12:43
Nope, depends on your objective. Try to figure it out. Example. If u bot Livia, did u make money? Is en bloc the only thing in your mind? Are u telling me every 99 yr leasehold will get enbloc once they have say 60 yr lease left?

So those who bot Livia stupid? I don't think so.

There are some more angles to look at. U just need to look deeper.

Typically en bloc happens when plot ratio increase - then developer can make more money or
The plot ratio of the condo is not maximized
Or the existing condo is sitting on unique situation and he developer can make money.

Hi bro chestnut, so what you are saying is that it makes no difference between the 2 types of land leases, if there is no en bloc potential?

chestnut
24-10-12, 13:00
Hi bro chestnut, so what you are saying is that it makes no difference between the 2 types of land leases, if there is no en bloc potential?

Every one hopes for en bloc, but ask anyone here to give u names of condo with potential enbloc on condos which are about to top or even 5 year old condos with 99year lease. And state reason why they think it will enbloc. None will be able to give u a single name. Enbloc for 99 gls new condo is pure luck and in the hands of govt.

Leeds
24-10-12, 13:06
Nope, depends on your objective. Try to figure it out. Example. If u bot Livia, did u make money? Is en bloc the only thing in your mind? Are u telling me every 99 yr leasehold will get enbloc once they have say 60 yr lease left?

So those who bot Livia stupid? I don't think so.

There are some more angles to look at. U just need to look deeper.

Typically en bloc happens when plot ratio increase - then developer can make more money or
The plot ratio of the condo is not maximized
Or the existing condo is sitting on unique situation and he developer can make money.

I think one should understand the legal implications before buying into such developments. Is the Strata Titles in the name of the lessee (the buyer) or lessor (developer). The contract must state clearly who hold the Titles for the next 99-year. In the eyes of the state, the land owner is still the developer.

What happen when the government want to acquire part of the land for redevelopment. Who will be the "rightful owner" to negotiate with the government and to receive compensations. In most other leasehold developments where the state is still the owner of the land, the Management Corporation representing the ultimate owners would negotiate with the government.

On the issue of en bloc; collective sale is always possible when the value of the development falls sharply with respect to new or future developments within the area. This could be due to age or poorly maintianed development whcih could not command market price when sell individually. There are many such aging developments which has fully ulilised their plot ratio and still have en bloc potential. Of course market forces usually means that the asking prices for these developments are usually very high such that it makes no sense to buy into such developments hoping for en bloc sale. However, should it happens, the developer will have the upper hand and not the lessees.

chestnut
24-10-12, 13:14
We are talking about new projects. Not old projects.
So I am comparing apple to apple.

So u are telling me that Livia is not worth the purchase or what?

If u want to talk about old projects, we can talk about old projects.


I think one should understand the legal implications before buying into such developments. Is the Strata Titles in the name of the lessee (the buyer) or lessor (developer). The contract must state clearly who hold the Titles for the next 99-year. In the eyes of the state, the land owner is still the developer.

What happen when the government want to acquire part of the land for redevelopment. Who will be the "rightful owner" to negotiate with the government and to receive compensations. In most other leasehold developments where the state is still the owner of the land, the Management Corporation representing the ultimate owners would negotiate with the government.

On the issue of en bloc; collective sale is always possible when the value of the development falls sharply with respect to new or future developments within the area. This could be due to age or poorly maintianed development whcih could not command market price when sell individually. There are many such aging developments which has fully ulilised their plot ratio and still have en bloc potential. Of course market forces usually means that the asking prices for these developments are usually very high such that it makes no sense to buy into such developments hoping for en bloc sale. However, should it happens, the developer will have the upper hand and not the lessees.

BigBoy
24-10-12, 13:22
Old or new, does it matter? I think the issue is abt enbloc potential and how lease hold on freehold land makes it difficult.

chestnut
24-10-12, 13:25
Old or new, does it matter? I think the issue is abt enbloc potential and how lease hold on freehold land makes it difficult.

Ok, pleaae buy gls and hopefully your site gets en bloc. For me, I will just look at units with en bloc potential so u guys don't vie with me. Heng ah.

BigBoy
24-10-12, 13:36
Ok, pleaae buy gls and hopefully your site gets en bloc. For me, I will just look at units with en bloc potential so u guys don't vie with me. Heng ah.
For the sake of discussion, is there any freehold land in gls? If yes, leasehold on,freehold land still possible,rite?

eng81157
24-10-12, 14:12
Nope, depends on your objective. Try to figure it out. Example. If u bot Livia, did u make money? Is en bloc the only thing in your mind? Are u telling me every 99 yr leasehold will get enbloc once they have say 60 yr lease left?

So those who bot Livia stupid? I don't think so.

There are some more angles to look at. U just need to look deeper.

Typically en bloc happens when plot ratio increase - then developer can make more money or
The plot ratio of the condo is not maximized
Or the existing condo is sitting on unique situation and he developer can make money.

this is an entirely different issue. should there be an enbloc, LH development sitting on FH land complicates matters, as compared to a pure LH development.

eng81157
24-10-12, 14:14
For the sake of discussion, is there any freehold land in gls? If yes, leasehold on,freehold land still possible,rite?

no FH for GLS.

chestnut
24-10-12, 14:23
this is an entirely different issue. should there be an enbloc, LH development sitting on FH land complicates matters, as compared to a pure LH development.

Bro I understand. But by thr time en bloc will be 20-30 yrs time right. So during this time, just ride he market rite. 95 % of market don't know this rite. If u didn't bring out, not many will know rite. I know la.
If an investor buys with the thinking of en bloc for future, to me he is not an investor. He should be looking at those unit with higher chance of en bloc. Even that is not a done deal.

He invest in this project because of yield - look at how many % return from potential rental and a likely chance of capital gain because the price is so low. How much is he psf for palette? How much is the psf for nv?

I understand your point in this case and agree partly and disagree partly. Everyone has their views. I will not argue w others. I will just share my view and my belief and I don't expect everyone to agree. If not, we are yes people.

buttercarp
24-10-12, 14:31
Bro I understand. But by thr time en bloc will be 20-30 yrs time right. So during this time, just ride he market rite. 95 % of market don't know this rite. If u didn't bring out, not many will know rite. I know la.
If an investor buys with the thinking of en bloc for future, to me he is not an investor. He should be looking at those unit with higher chance of en bloc. Even that is not a done deal.

He invest in this project because of yield - look at how many % return from potential rental and a likely chance of capital gain because the price is so low. How much is he psf for palette? How much is the psf for nv?

I understand your point in this case and agree partly and disagree partly. Everyone has their views. I will not argue w others. I will just share my view and my belief and I don't expect everyone to agree. If not, we are yes people.

So in summary, if you buy and not intending to stay for more than 20 years, both types will make little difference.
But if you buy and intend to keep it for a long time (more than 20 years), you have to think hard if it is LH on FH land.
Is that right?

chestnut
24-10-12, 14:48
So in summary, if you buy and not intending to stay for more than 20 years, both types will make little difference.
But if you buy and intend to keep it for a long time (more than 20 years), you have to think hard if it is LH on FH land.
Is that right?

Sis, let ask u a question and u will find an answer. Will Eco get en bloc 20-30 years time? Hoping for en bloc in 30 yrs time is like striking toto.

BigBoy
24-10-12, 15:03
Sis, let ask u a question and u will find an answer. Will Eco get en bloc 20-30 years time? Hoping for en bloc in 30 yrs time is like striking toto.

I think the point is it will be helpful to know the available options and restrictions before one commits to an agreement.

leftfield
24-10-12, 15:11
Actually it's anyone's guess what will happen in 20/30 years time.

The en bloc term was probably unheard of to those people who bought in the 80s. So who knows what new schemes can come up by then?

chestnut
24-10-12, 15:11
I think the point is it will be helpful to know the available options and restrictions before one commits to an agreement.

As an investor, it is always about objective. Is it met. If u think palette will grow by 30% for example, in 3 years, why bother about the lease. Anyway, I respect your views. If u feel it is important, it is indeed important.

Try telling someone who is a ccr fanatic to buy OCR and he will laugh at u. But the person has missed the biggest run the last 2 yr. but he may still be contented rite. Maybe in 6 yrs time, he could be laughing at the OCR guy, not knowing that the OCR guy upgraded to ccr with the money made. Hahaha.

NV2010
24-10-12, 20:56
Executive Condominium
@

Pasir Ris Drive 3


http://www.newlaunchcondo.net/Pasir-Ris-Executive-Condo-For-Sale-Executive-Condo@[email protected]

price
24-10-12, 22:41
Executive Condominium
@

Pasir Ris Drive 3


http://www.newlaunchcondo.net/Pasir-Ris-Executive-Condo-For-Sale-Executive-Condo@[email protected]
botak:cool:

ZeeWee
24-10-12, 23:28
Anyway for the new project..

1) Will be the one beside TPE

2) Will be higher selling PSF compared to Palette

3) Will have BW (based on preliminary info)

4) Will be launching in Dec 2012

:D

chestnut
24-10-12, 23:37
Anyway for the new project..

1) Will be the one beside TPE

2) Will be higher selling PSF compared to Palette

3) Will have BW (based on preliminary info)

4) Will be launching in Dec 2012

:D

Uh, paiseh, what is BW?

Why u so sure will be higher then Palette? I understand Palette sold same price or cheaper then NV

Kenshinto80
24-10-12, 23:38
As an investor, it is always about objective. Is it met. If u think palette will grow by 30% for example, in 3 years, why bother about the lease. Anyway, I respect your views. If u feel it is important, it is indeed important.

Try telling someone who is a ccr fanatic to buy OCR and he will laugh at u. But the person has missed the biggest run the last 2 yr. but he may still be contented rite. Maybe in 6 yrs time, he could be laughing at the OCR guy, not knowing that the OCR guy upgraded to ccr with the money made. Hahaha.
Hi Mate, I think you are side tracking and missing the point....very different issues. Plus Enbloc will happen sooner or later for all because a building cannot sustain for over 30 years without high maintenance cost. Once maintenance gets high n building gets old and ugly or not fashionable, residents will need to consider enbloc option. Problem will be at that point, are they stuck with the developer who owns the land but sublet it at 99yrs or allowed to go to market to tap on competitive bids.

Of course not every development gets enbloc at exactly 30 yrs, that is arbitrary but eventually, it will not make sense for MCST to spend huge sums on maintenance and refittings pipes n wiring. And you seems to be thinking En Bloc is for making huge sum of money like winning Toto. This is totally wrong concept.

chestnut
24-10-12, 23:52
I really pity those leaving in normanton park. Completed in 1977. I wonder why the condo is still standing after 30 years. I now also pity Watertown, centris, anchorage. Why, they have commercial connected to it and if the retail/commercial don't want to sell, they siong.

OK, you win. In the future, all units above 30 years will get en bloc. So guys, please just buy 99 yr because it will get en bloc eventually. Please don't need to consider freehold. And please hor, en bloc is not about making money. I wonder which unit went for en bloc and did not make money?

Ok, I am not about to share anymore on this, u all win. En bloc will always happen after 30 years.

:D



Hi Mate, I think you are side tracking and missing the point....very different issues. Plus Enbloc will happen sooner or later for all because a building cannot sustain for over 30 years without high maintenance cost. Once maintenance gets high n building gets old and ugly or not fashionable, residents will need to consider enbloc option. Problem will be at that point, are they stuck with the developer who owns the land but sublet it at 99yrs or allowed to go to market to tap on competitive bids.

Of course not every development gets enbloc at exactly 30 yrs, that is arbitrary but eventually, it will not make sense for MCST to spend huge sums on maintenance and refittings pipes n wiring. And you seems to be thinking En Bloc is for making huge sum of money like winning Toto. This is totally wrong concept.

leesg123
25-10-12, 00:06
I really pity those leaving in normanton park. Completed in 1977. I wonder why the condo is still standing after 30 years. I now also pity Watertown, centris, anchorage. Why, they have commercial connected to it and if the retail/commercial don't want to sell, they siong.

OK, you win. In the future, all units above 30 years will get en bloc. So guys, please just buy 99 yr because it will get en bloc eventually. Please don't need to consider freehold. And please hor, en bloc is not about making money. I wonder which unit went for en bloc and did not make money?

Ok, I am not about to share anymore on this, u all win. En bloc will always happen after 30 years.

:DBro chestnut, chill. its not about winning or losing argument.

property old liao, tend to have a higher chance of enbloc. some 5 yrs old also enbloc, some >30 yrs old still not yet enbloc.

Life is about choices. We would choose an option that gives us more choices. Say a LH99 on gov land.
Choices:
1. After xx age, go enbloc, gov ok, DONE.
2. After xx age, go enbloc, gov NO OK, lan lan depreciate to $0. Landed 99 yes there are cases of going to $0. Condo still no such cases yet, so gov wont try to be funny cos hundreds of people affected one shot.

If u buy LH99 on FH land (own by some b**tard developers)
Choices:
1. After xx age, go enbloc, developer ok, DONE.***dreaming? enbloc to who? another developer? HELLO, land is under the original b**tard developer name!
2. After xx age, go enbloc, developer NO OK, either you TOP-UP to the b**tard developer bank acct or they will let it depreciate to $0, chase u out and build new 99yrs condo to sell to another bunch of stupids.

I hope u got it?

chestnut
25-10-12, 00:22
Bro, I am not here to win. I am also sharing options to people. U see, developer sell at 99 on freehold land, they sell cheaper right?
Next, why so highly strung on en bloc. If for investment, say livia, now you already make >50% can sell wat. Someone just wanted to know worth it to buy or not if condo selling at 99 years sitting on freehold. Didnt livia make money? I was addressing that question only wat. I really don't understand the issue. But if people want to win, I let them win. It's ok. I am just sharing and have no time to waste on such people who cannot open up their mind to the art of investing.
Bro, the developer help people who aspire to own condo by selling cheaper at 99yr leasehold. You think if it is freehold, the price will be 850 psf ppr?

I tell u honestly, Palette has a huge potential of going up when the new project is launched. Go propertyguru, check nv prices and compare with Palette and u will get a shock.

Open up your mind my friend, don't curse the developer. Always look at the investment. If it makes sense, go in. If it doesn't, walk away. But don't get emotional, it clouds your brain.

When I was replying back to the rest, I was in no way emotional- I don't know them and I don't owe them a living. They want to listen, they listen. They don't believe, it doesn't matter. I am only concern about making money and sharing.


Bro chestnut, chill. its not about winning or losing argument.

property old liao, tend to have a higher chance of enbloc. some 5 yrs old also enbloc, some >30 yrs old still not yet enbloc.

Life is about choices. We would choose an option that gives us more choices. Say a LH99 on gov land.
Choices:
1. After xx age, go enbloc, gov ok, DONE.
2. After xx age, go enbloc, gov NO OK, lan lan depreciate to $0. Landed 99 yes there are cases of going to $0. Condo still no such cases yet, so gov wont try to be funny cos hundreds of people affected one shot.

If u buy LH99 on FH land (own by some b**tard developers)
Choices:
1. After xx age, go enbloc, developer ok, DONE.***dreaming? enbloc to who? another developer? HELLO, land is under the original b**tard developer name!
2. After xx age, go enbloc, developer NO OK, either you TOP-UP to the b**tard developer bank acct or they will let it depreciate to $0, chase u out and build new 99yrs condo to sell to another bunch of stupids.

I hope u got it?

buttercarp
25-10-12, 01:57
Uh, paiseh, what is BW?

Why u so sure will be higher then Palette? I understand Palette sold same price or cheaper then NV

BW = bay window?
I thought not supposed to have bay window for new project?

Kenshinto80
25-10-12, 04:42
Bro chestnut, chill. its not about winning or losing argument.

property old liao, tend to have a higher chance of enbloc. some 5 yrs old also enbloc, some >30 yrs old still not yet enbloc.

Life is about choices. We would choose an option that gives us more choices. Say a LH99 on gov land.
Choices:
1. After xx age, go enbloc, gov ok, DONE.
2. After xx age, go enbloc, gov NO OK, lan lan depreciate to $0. Landed 99 yes there are cases of going to $0. Condo still no such cases yet, so gov wont try to be funny cos hundreds of people affected one shot.

If u buy LH99 on FH land (own by some b**tard developers)
Choices:
1. After xx age, go enbloc, developer ok, DONE.***dreaming? enbloc to who? another developer? HELLO, land is under the original b**tard developer name!
2. After xx age, go enbloc, developer NO OK, either you TOP-UP to the b**tard developer bank acct or they will let it depreciate to $0, chase u out and build new 99yrs condo to sell to another bunch of stupids.

I hope u got it?

Exactly. But some like Chestnut does not get it.

Kenshinto80
25-10-12, 05:01
Bro, I am not here to win. I am also sharing options to people. U see, developer sell at 99 on freehold land, they sell cheaper right?
Next, why so highly strung on en bloc. If for investment, say livia, now you already make >50% can sell wat. Someone just wanted to know worth it to buy or not if condo selling at 99 years sitting on freehold. Didnt livia make money? I was addressing that question only wat. I really don't understand the issue. But if people want to win, I let them win. It's ok. I am just sharing and have no time to waste on such people who cannot open up their mind to the art of investing.
Bro, the developer help people who aspire to own condo by selling cheaper at 99yr leasehold. You think if it is freehold, the price will be 850 psf ppr?

I tell u honestly, Palette has a huge potential of going up when the new project is launched. Go propertyguru, check nv prices and compare with Palette and u will get a shock.

Open up your mind my friend, don't curse the developer. Always look at the investment. If it makes sense, go in. If it doesn't, walk away. But don't get emotional, it clouds your brain.

When I was replying back to the rest, I was in no way emotional- I don't know them and I don't owe them a living. They want to listen, they listen. They don't believe, it doesn't matter. I am only concern about making money and sharing.
Hi Mate, I said it before and I say it again, you miss the point totally... we are talking about 2 different issues. And you are coming from a pure investment perspective and talking more on investment philosophy. For the owners of an old development, there is a difference between able to sell to one buyer and ability to sell to a market. Basic economics.

It is not about winning or losing.

Anyway, strange that you started to talk about developer selling cheaper 99 on freehold when we all know Far East is the one who started this crap.

Secretariat
25-10-12, 06:49
Nope, depends on your objective. Try to figure it out. Example. If u bot Livia, did u make money? Is en bloc the only thing in your mind? Are u telling me every 99 yr leasehold will get enbloc once they have say 60 yr lease left?

So those who bot Livia stupid? I don't think so.

There are some more angles to look at. U just need to look deeper.

Typically en bloc happens when plot ratio increase - then developer can make more money or
The plot ratio of the condo is not maximized
Or the existing condo is sitting on unique situation and he developer can make money.

Bro, I tell you a story. Most people doubt my stories, I couldn't care less.

I have a friend, a single lady from Sabah now a citizen, she is rich from inheritence. She has a few properties in London, where she studied.

She bought The Greenwood, in 2009, a terrace at $2.95 mil. I was also looking at it then, but opted to buy FH landeds to redevelop.

She knew about the FEO's scheme, 99LH on FH land, and she couldn't care less. She said she was not buying for enbloc potential. In her job, she flies around and she just wanted a landed that is gated in Bukit Timah.

Was she stupid? I don't think so.

She is only stupid if she bought it for enbloc potential. Anyone who is willing to pay something more for a potential is just ???? A potential, is just a potential. Nothing concrete.

BigBoy
25-10-12, 07:15
I have vested interest in Palette, for own stay. I sort of recall the agent telling me the land belongs to cdl after the lease. enbloc or not is secondary. this question of whether palette is leasehold on freehold land keeps popping up in this forum confuses me. I just want to get my facts right. I wrote to cdl the last two days. At the moment, they are forwarding my query from one person to another. It's now with the property officer. Hope he can give an answ er to end this speculation.

chestnut
25-10-12, 07:35
I understand. From any anyone. It is all about objective. I understand your friends view. I tell them Livia already made money. So if they still fear, they switch lor. So simple and yet they don't understand.

I agree with u on enbloc, but they say eventually everywhere get enbloc. They don't even look at tanglin, Tao payoh hdb etc. not all got ser.
Imagine 20 years from now, how many coneos reaching 30 yr will get en bloc based on their theory. Hahaha


Bro, I tell you a story. Most people doubt my stories, I couldn't care less.

I have a friend, a single lady from Sabah now a citizen, she is rich from inheritence. She has a few properties in London, where she studied.

She bought The Greenwood, in 2009, a terrace at $2.95 mil. I was also looking at it then, but opted to buy FH landeds to redevelop.

She knew about the FEO's scheme, 99LH on FH land, and she couldn't care less. She said she was not buying for enbloc potential. In her job, she flies around and she just wanted a landed that is gated in Bukit Timah.

Was she stupid? I don't think so.

She is only stupid if she bought it for enbloc potential. Anyone who is willing to pay something more for a potential is just ???? A potential, is just a potential. Nothing concrete.

leesg123
25-10-12, 07:57
Yes, i think we got two different objectives here.

I guess the reason why such property is still making money is because the potential buyers do not know about the land is FH and ultimately returned to them. Imagine i go paste big big poster outside the development saying this land belong to cdl, u are renting 99 yrs from cdl. Which is factual. Do u think potential buyers will still buy? It cheong becoos buyers not aware thats all.

Secretariat
25-10-12, 08:08
I understand. From any anyone. It is all about objective. I understand your friends view. I tell them Livia already made money. So if they still fear, they switch lor. So simple and yet they don't understand.

I agree with u on enbloc, but they say eventually everywhere get enbloc. They don't even look at tanglin, Tao payoh hdb etc. not all got ser.
Imagine 20 years from now, how many coneos reaching 30 yr will get en bloc based on their theory. Hahaha

And what is the difference, in an enbloc situation, whether the FH deed is with FEO or the government.

The owners, via MC, still have all the rights to call for an enbloc tender. The rights of FEO are as limited as the government's.

If there is any difference, then it is because FEO may not be one of the developers calculating the enbloc potential, participating in the tender. FEO (its legal department, custodian of title deed, and not its marketing department) will set the price of a new lease, government the redevelopment charge.

So good leh, just sell a legal document and get hundreds of million. Isnt this their idea in the first place? You think that the chief of FEO will say, "No other developers on my FH lands?"

Secretariat
25-10-12, 08:11
Yes, i think we got two different objectives here.

I guess the reason why such property is still making money is because the potential buyers do not know about the land is FH and ultimately returned to them. Imagine i go paste big big poster outside the development saying this land belong to cdl, u are renting 99 yrs from cdl. Which is factual. Do u think potential buyers will still buy? It cheong becoos buyers not aware thats all.

Bro, this applies to all LH development.

And I don't see it affecting HDB at all.

chestnut
25-10-12, 08:42
Yes, i think we got two different objectives here.

I guess the reason why such property is still making money is because the potential buyers do not know about the land is FH and ultimately returned to them. Imagine i go paste big big poster outside the development saying this land belong to cdl, u are renting 99 yrs from cdl. Which is factual. Do u think potential buyers will still buy? It cheong becoos buyers not aware thats all.
Bro, honestly, en bloc is not a birth right.
Just like SER for hdb is not a birth right.

chestnut
25-10-12, 08:45
Wah, bro, u damn smart. I admit defeat. I did not think of that. U champion.


And what is the difference, in an enbloc situation, whether the FH deed is with FEO or the government.

The owners, via MC, still have all the rights to call for an enbloc tender. The rights of FEO are as limited as the government's.

If there is any difference, then it is because FEO may not be one of the developers calculating the enbloc potential, participating in the tender. FEO (its legal department, custodian of title deed, and not its marketing department) will set the price of a new lease, government the redevelopment charge.

So good leh, just sell a legal document and get hundreds of million. Isnt this their idea in the first place? You think that the chief of FEO will say, "No other developers on my FH lands?"

kane
25-10-12, 08:58
The government's objective to approve the en bloc application is probably because it offers on going urban renewal and it creates more accomodation. In future when the MC applies for en bloc with the legal owner which is a developer for en bloc, we do not have a precedent case that demonstrates the objectives and decision they would exercise in the en bloc process.

However, if one is planning that as their last home and don't want to care what future complications their future generations will be subjected, then they can by all means buy such properties.

chestnut
25-10-12, 09:54
The government's objective to approve the en bloc application is probably because it offers on going urban renewal and it creates more accomodation. In future when the MC applies for en bloc with the legal owner which is a developer for en bloc, we do not have a precedent case that demonstrates the objectives and decision they would exercise in the en bloc process.

However, if one is planning that as their last home and don't want to care what future complications their future generations will be subjected, then they can by all means buy such properties.

Kane, well done !!!! The plot ratio revision is exactly what will prompt developers to bid for en bloc. The plot ratio increase is based on the a few criterias and not limited to :
1. They feel the estate is too old (an eye sore) and want a total refurbishment.
2. They want more accomodation in that particular estate.

2013 will be the next revision.

Secretariat
25-10-12, 10:29
Wah, bro, u damn smart. I admit defeat. I did not think of that. U champion.

Bro, I let you in la...

One of the reasons tha the yield of landed is so low, is because of its architecture. A landed house is designed here, mostly for single family. So the rental market is a very small pool; a single family is a single family, it doesn't matter if the landed house has one storey or three storeys. And a single family's rental budget is not much more for a landed house when compared with condo. Here, it seems that only ang mos like to rent landed.

But you go to London, go inside the terraces and see, the architecture is different. Each level for one family, sometime for two, depending on the area in London, examples near university, financial centre Canary Wharf etc. These are old terraces, from 1850s or so, and over the years modified to suit the demand of tenants. Super nice inside with iD, furnishing.

So, why not introducing this kind of architecture here. Not ulu locations, one level 1000-1200 sqf, can be done. Can rent at $3000 - $4000? Times three storeys, the sum is far more than renting to a single family now.

I am working on this. I know that you have the resources, think over it. Don't like, treat the idea as garbage lor. :D

BigBoy
25-10-12, 10:34
Finally an official reply from CDL.

CDL: Our lawyer has advised that for a 99 years leasehold, the land will be the government's after 99 years. However, we will not know if there will be any changes to be made by the government threafter.

Based on the above, I do not think Palette is on a freehold land any more once it is converted to 99 leasehold.:cheers4:

chestnut
25-10-12, 10:42
Bro, my friend rebuilt his terrace house on land of 1,700sq ft and built 3 level and many rooms. That was 15 yrs ago. He told me, if I need money, I will rent out the rooms individually and provide food to the student market. This guy's thinking was so forward thinking. During that time, to build 3 story only cost something like 300-500K, if my memory serves me well.

Bro, thanks for your recommendation. I really appreciate it. I am almost retiring. Will do so before 50. sup sup swee... Now, just enjoying my job...
I am on my last phase of investment and looking towards "run rate" money to sustain a very nice lifestyle. I am here just to share a little bit here and there but if I make so much money - I feel also no use (no offense to anyone. Just my own believe). When both my wife and I kick the bucket, my kids actually dont even need to work if they want to. So to me, I am calling it a day very soon. Dont bother about investment. Dont worry if shares go up or down. Dont need to worry about recession. That was my goal and I am keeping to it, because I know myself - I can be insatiable until I forget to enjoy.
Since you are in to doing more investment, feel free to let me know if you need some sharing from me. It may not be much, but I am a deep one and can see things many fail to see. Thats why I can make money. Hahaha:cheers1:

I personally think your plan is workable. It is similar to dual key concept in condo. Well done, my friend.


Bro, I let you in la...

One of the reasons tha the yield of landed is so low, is because of its architecture. A landed house is designed here, mostly for single family. So the rental market is a very small pool; a single family is a single family, it doesn't matter if the landed house has one storey or three storeys. And a single family's rental budget is not much more for a landed house when compared with condo. Here, it seems that only ang mos like to rent landed.

But you go to London, go inside the terraces and see, the architecture is different. Each level for one family, sometime for two, depending on the area in London, examples near university, financial centre Canary Wharf etc. These are old terraces, from 1850s or so, and over the years modified to suit the demand of tenants. Super nice inside with iD, furnishing.

So, why not introducing this kind of architecture here. Not ulu locations, one level 1000-1200 sqf, can be done. Can rent at $3000 - $4000? Times three storeys, the sum is far more than renting to a single family now.

I am working on this. I know that you have the resources, think over it. Don't like, treat the idea as garbage lor. :D

chestnut
25-10-12, 10:43
CONGRATULATIONS :cheers4:

How much u bot psf? Check out NV, price higher leh. And Palette will offer shuttle to MRT.


Finally an official reply from CDL.

CDL: Our lawyer has advised that for a 99 years leasehold, the land will be the government's after 99 years. However, we will not know if there will be any changes to be made by the government threafter.

Based on the above, I do not think Palette is on a freehold land any more once it is converted to 99 leasehold.:cheers4:

Secretariat
25-10-12, 10:56
Bro, my friend rebuilt his terrace house on land of 1,700sq ft and built 3 level and many rooms. That was 15 yrs ago. He told me, if I need money, I will rent out the rooms individually and provide food to the student market. This guy's thinking was so forward thinking. During that time, to build 3 story only cost something like 300-500K, if my memory serves me well

3 years ago, $500,000 was still possible for a bread-&-butter architecture.

Sometime, I read the pricing estimate given by property analysts, after some developers won some gls, the construction amount they put, I can only :doh: .

chestnut
25-10-12, 11:49
3 years ago, $500,000 was still possible for a bread-&-butter architecture.

Sometime, I read the pricing estimate given by property analysts, after some developers won some gls, the construction amount they put, I can only :doh: .
Mr brother's semi-d done 7 years ago for 4000 sq ft built in with 4000 land was 800K. some more with bells and whistle.

Secretariat
25-10-12, 12:27
So, Sultan Hussein ceded Singapore to the British (Raffles) in 1824, then his son wanted it back in 1923.

Oh well...

ZeeWee
25-10-12, 18:48
The price and BW thingy all preliminary info.

Anyway Palette was sold slightly higher than NV

As for Palette taking almost 1 year to sell out.. I thought Livia took longer and NV took more than a year as well, only after the launch of Palette then NV was sold out.. so more than a year as well. So if there is any left over units when the new project is launch, the remaining units in Palette shouldn't last more than 3 months

chestnut
26-10-12, 09:52
Bro, when I was in San francisco in jan this year. Went to a friends house. His house has 2 levels. His family stayed on second floor and there was a separate staircase to the second floor. The ground floor he rented out.

I think u referring to something like this rite?




Bro, I let you in la...

One of the reasons tha the yield of landed is so low, is because of its architecture. A landed house is designed here, mostly for single family. So the rental market is a very small pool; a single family is a single family, it doesn't matter if the landed house has one storey or three storeys. And a single family's rental budget is not much more for a landed house when compared with condo. Here, it seems that only ang mos like to rent landed.

But you go to London, go inside the terraces and see, the architecture is different. Each level for one family, sometime for two, depending on the area in London, examples near university, financial centre Canary Wharf etc. These are old terraces, from 1850s or so, and over the years modified to suit the demand of tenants. Super nice inside with iD, furnishing.

So, why not introducing this kind of architecture here. Not ulu locations, one level 1000-1200 sqf, can be done. Can rent at $3000 - $4000? Times three storeys, the sum is far more than renting to a single family now.

I am working on this. I know that you have the resources, think over it. Don't like, treat the idea as garbage lor. :D

Secretariat
26-10-12, 12:00
Bro, when I was in San francisco in jan this year. Went to a friends house. His house has 2 levels. His family stayed on second floor and there was a separate staircase to the second floor. The ground floor he rented out.

I think u referring to something like this rite?

Not really. Nor the version that you can see in Today's article, which requires the user of the second staircase to access the first storey private space.

Staircase can create a lot dead space if not planned properly. Plus, SCDF and BCA have quite a bit of by-laws to fulfill.

There are two versions being sketched:

- A lift inside the house, provided that the agencies allow the placement of staircase outside the house (like those that can still be seen in old shophouses, such as those opposite Lavender Food Court),

- An enclosed common staircase inside the house.

chestnut
26-10-12, 12:10
Bro, wats the expected yield u see. If you can get 10% based on total price, you can do wonders withe the rest of money. The rest will roll and allow you to expand progressively or even quantum leap.
When u do this, the agent appointment is very important. They need to do corporate lease and preferably to ang moh. Interesting and wish u success.

:cheers1:

Secretariat
26-10-12, 12:21
Bro, wats the expected yield u see. If you can get 10% based on total price, you can do wonders withe the rest of money. The rest will roll and allow you to expand progressively or even quantum leap.
When u do this, the agent appointment is very important. They need to do corporate lease and preferably to ang moh. Interesting and wish u success.

:cheers1:

Bro, I believe that a deployment of $1.3 mil should be enough for initial cost of the old house, cost of rebuilding in one year. So the yield should be around what you said (so choon...). Then let the rental finances the rest.

But need a lot of patience & luck to get the right plot in FH landed. Those placed for sale are mostly redeveloped ones.

chestnut
26-10-12, 12:34
Bro, I believe that a deployment of $1.3 mil should be enough for initial cost of the old house, cost of rebuilding in one year. So the yield should be around what you said (so choon...). Then let the rental finances the rest.

But need a lot of patience & luck to get the right plot in FH landed. Those placed for sale are mostly redeveloped ones.

You need to scout old estate. You should be familiar.
Trust me, when/if you get this cracking, your mindset will change. The influx of cash will be crazy. After a few months, u check your bank book, you will get a shock. Or maybe you are already experiencing it already. Hahahaha

A lot of things are difficult for me to share via forum. Not for selfish reasons but purely difficult because it involves a lot of Q and A. I will once in a while, conduct investment sessions with my staff during lunch or coffee break. Kind of like sharing session and such sessions can take at least 2 hrs.

Secretariat
26-10-12, 12:52
So, Sultan Hussein ceded Singapore to the British (Raffles) in 1824, then his son wanted it back in 1923.

Oh well...

(Part II: The story is fictitious, and not a representation of true historical event of Singapore)

Sultan Hussein's son: Eh masaleh, I want the land back...

Governor of Singapore: Cannot la, you sold it to me FH leh...

Sultan Hussen's son: Why cannot? My father told me the land was sold in 9,999 parcels of 99 LH leh

Governor of Singapore: No la, FH is FH mah...

Sultan Hussein's son: ....(lan lan), ok you wait har, I go and ask my Elders first...

NV2010
26-10-12, 21:27
For those who miss this article!
''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''
Five bids for Pasir Ris residential site

Buyers selective as many sites are coming up: analysts



A RESIDENTIAL site in Pasir Ris has met with a cautious response from developers, with only five bids lodged by the time the tender closed yesterday.
The top bid, from Capital Development, was $211 million or $418 per sq ft per plot ratio (psf ppr).
Capital Development is developing FLO Residence not far away in Punggol in a joint venture. The project was launched last month.
In second spot was SingLand Development with a bid of $209.9 million or $416 psf ppr.
The lowest came from Frasers Centrepoint which put in a bid of $156.4 million, or $310 psf ppr.
The 46,867 sq m site in Pasir Ris Drive 3, on the northern boundary of Pasir Ris new town, is zoned for condominiums or flats, or a combination of flats and strata landed houses if prior approval has been obtained. A maximum of 670 flat units is allowed.
While the top bid was within expectations, the 'tender response was moderate', said executive director at Credo Real Estate Ong Teck Hui.
Competition was a big reason for the lukewarm response from developers, he added.
'Interested parties would have considered competition from the more attractive Elias Road site that was sold in April, which would generate some 350 units.
'There's also new supply of 376 units from Sea Esta at Loyang Besar, which would be launched for sale soon,' Mr Ong said.
Elitist Development put in the top bid of $165.9 million, or $472 psf ppr, for the site between Elias Road and Pasir Ris Drive 3.
Another reason for the muted response to the latest site could be the raft of tender closings over the next three weeks in Buangkok Drive/Sengkang Central, Farrer Drive and Pheng Geck Avenue Parcel B, said Mr Ong.
'With this variety of opportunities, developers are likely to be more selective in tendering for sites.'
CBRE's executive director of residential services Joseph Tan said that developers may have been held back by potential competition from other sites in Pasir Ris and Tampines.
One could also attribute it to the distance between the site and Pasir Ris MRT station 'which is a short drive away', said Mr Tan.
'The five bids submitted and the quantum of the bids show that developers are cautious about the site because there is no MRT station nearby.' Recent launches in Pasir Ris have been well received, Mr Tan noted.
The 679-unit Ripple Bay in Pasir Ris Drive 4 has sold nearly 500 units at the average price of $880 psf to-date. The 892-unit Palette condominium in Pasir Ris Grove was launched in November last year at the average price of $900 psf and is about 72 per cent sold.

sabian
26-10-12, 23:48
Developers also getting cautious? Pasir Ris still have more plots on the way for launch...

leesg123
27-10-12, 00:10
Finally an official reply from CDL.

CDL: Our lawyer has advised that for a 99 years leasehold, the land will be the government's after 99 years. However, we will not know if there will be any changes to be made by the government threafter.

Based on the above, I do not think Palette is on a freehold land any more once it is converted to 99 leasehold.:cheers4:Glad to hear that! :)

radha08
27-10-12, 01:04
Glad to hear that! :)

depends who is govt in 99 years time of course we all woudlnt know cos we wont be around...:scared-1::D

kane
27-10-12, 01:23
depends who is govt in 99 years time of course we all woudlnt know cos we wont be around...:scared-1::D

aiyo, you can always vote in your government, but you can never vote out the ultimate landlord if it's a private entity.

Secretariat
27-10-12, 05:51
depends who is govt in 99 years time of course we all woudlnt know cos we wont be around...:scared-1::D

Bro, I am not a lawyer but do you think that a freeholder (a FH land owner) needs to ask the government, every 99th year, "eh, this year is the 99th anniversary, so what do you want to do with my land..."?

If the answer is No, then we have to assume that the alleged FEO reply was referring to the situation where the freeholder is the government.

If the answer is Yes, then this requirement makes a mockery of the legality of FH.

Put it another way.

Can I as an individual, follow FEO, buy a FH land, build a house on it, and then sell the house with 99LH. If I follow the law of England & Wales (from which the laws of Singapore derived) then for sure I can. If I follow the law of Singapore, then I will want to find out if there is a precedent to follow. But clearly, the government of Singapore can do so, a corporation (FEO) can do so, legally.

The government made the law, but it also has to uphold the law it made.

I believe that the reactions of this forum to the FEO case, are legitimate & normal, but I also suspect that most condo owners don't really understand what exactly the own in buying a 99LH unit. But this is a separate subject altogether.

Revolutions took place over the length of human history over land ownership. The most extreme revolution arguably took place in China, at the height of communism fever, everything was a commune. Now the pendulum swings.

NV2010
27-10-12, 10:52
Developers also getting cautious? Pasir Ris still have more plots on the way for launch...

Most interesting parts are in the areas of Pasir Ris Central, ie Bus interchange, this may develops into commercial and residential project, the hill in front of MRT station, will reclaim for residential use (according to Master plan 2008), etc.

radha08
27-10-12, 16:43
Most interesting parts are in the areas of Pasir Ris Central, ie Bus interchange, this may develops into commercial and residential project, the hill in front of MRT station, will reclaim for residential use (according to Master plan 2008), etc.

yup pasir ris got PLENTY upcoming projects..

kane
27-10-12, 18:16
yup pasir ris got PLENTY upcoming projects..
punggol and pasir ris are the few places with big open lands. after that there'll be less ulu sites and pogressively more plum sites.

NV2010
29-10-12, 17:18
Went down to Pasir ris last Sunday and paid a visit to the CDL showflat. To my observation, the showflat is not ready, still alot more things to do. It may takes another month or so.

Looks like the new launch may hold between DEC and Jan 2013.

sabian
29-10-12, 19:24
Went down to Pasir ris last Sunday and paid a visit to the CDL showflat. To my observation, the showflat is not ready, still alot more things to do. It may takes another month or so.

Looks like the new launch may hold between DEC and Jan 2013.
So late then launch? Not confident?

I thought demand is strong?

ZeeWee
29-10-12, 19:42
So late then launch? Not confident?

I thought demand is strong?

more like massive renovation and ID work being put in

This next plot being next to expressway, CDL definitely have to do something extraordinary to:

1st) Entice people to buy
2nd) Convince people that buying higher (maybe $20psf more) than Palette is worth it still

Initial information is Dec 12 will start sell.. see how lor

NV2010
29-10-12, 21:24
more like massive renovation and ID work being put in

This next plot being next to expressway, CDL definitely have to do something extraordinary to:

1st) Entice people to buy
2nd) Convince people that buying higher (maybe $20psf more) than Palette is worth it still

Initial information is Dec 12 will start sell.. see how lor

Last week, went to Ripple bay showflat to find out more about the project. Not many people around. viewed its 3bedder of 1087 sqft. with 2 sizable belonies. One in living area and the other one in master bedroom. All rooms without BWs. The kichen is a bit small without yard, cannot hang clothing. Agent suggests using the balcony. The unit layout seems good. There are 3 sizes, 1087, 1066 and 900 plus.

Was told by the agent that sea view left only low floor, although being blocked by the houses in front, it is still selling at seaview price, all units above 1mil.
Unit facing swimming pool on 7th 1066sqft selling above 900k.
Facing swimming pool on 7th 1066sqft selling above 900k.

Unfortunately,don't have the times to see other projects around there to compare due to other matter to attend to.

sabian
29-10-12, 22:21
Last week, went to Ripple bay showflat to find out more about the project. Not many people around. viewed its 3bedder of 1087 sqft. with 2 sizable belonies. One in living area and the other one in master bedroom. All rooms without BWs. The kichen is a bit small without yard, cannot hang clothing. Agent suggests using the balcony. The unit layout seems good. There are 3 sizes, 1087, 1066 and 900 plus.

Was told by the agent that sea view left only low floor, although being blocked by the houses in front, it is still selling at seaview price, all units above 1mil.
Unit facing swimming pool on 7th 1066sqft selling above 900k.
Facing swimming pool on 7th 1066sqft selling above 900k.

Unfortunately,don't have the times to see other projects around there to compare due to other matter to attend to.
how come CDL projects still have bay windows when projects like ripple bay already do away with bay windows?

chestnut
30-10-12, 12:29
BigBoy, it is confirmed 99 year leasehold land. Now we can put this case to rest. If you want to know how to find out, pm me.


Finally an official reply from CDL.

CDL: Our lawyer has advised that for a 99 years leasehold, the land will be the government's after 99 years. However, we will not know if there will be any changes to be made by the government threafter.

Based on the above, I do not think Palette is on a freehold land any more once it is converted to 99 leasehold.:cheers4:

radha08
31-10-12, 19:45
passed by today..wow getting crowded...in future cannot see my former elias green...that one used to STAND out last time..i called it the GRAND old lady of pasir ris..so sad...:o

NV2010
06-11-12, 15:54
http://sphotos-a.ak.fbcdn.net/hphotos-ak-ash3/525667_4780724441839_1019865683_n.jpg

sleeping lamb
06-11-12, 18:09
Curious about the name of this new proj. Could be as weird as the palette

NV2010
07-11-12, 07:37
Curious about the name of this new proj. Could be as weird as the palette

The upcoming project is facing seaview. Certainly good view! no other new project around so no competition. The name of this project got something to do with sea. Selling point: seaview! short walk to breach, close to Elisa Mall and upcoming international school (good rental yield), short distance to MRT, nearby good school, etc....


Expect selling above 900k psf. Please take note!

NV2010
08-11-12, 14:07
http://sphotos-h.ak.fbcdn.net/hphotos-ak-ash3/150534_366384333445924_125311525_n.jpg

phantom_opera
08-11-12, 16:47
scary supply madness in Pasir Ris :beats-me-man:

radha08
08-11-12, 18:08
scary supply madness in Pasir Ris :beats-me-man:

Then punggol what super super super scally...:eek:

radha08
08-11-12, 18:10
The upcoming project is facing seaview. Certainly good view! no other new project around so no competition. The name of this project got something to do with sea. Selling point: seaview! short walk to breach, close to Elisa Mall and upcoming international school (good rental yield), short distance to MRT, nearby good school, etc....


Expect selling above 900k psf. Please take note!

Its a low rise project so only top floors will get sea view
...

sleeping lamb
08-11-12, 18:57
Its a low rise project so only top floors will get sea view
...
Sea view at pasir ris grove? Now this discussion was on another proj at elias area.

NV2010
09-11-12, 07:23
scary supply madness in Pasir Ris :beats-me-man:

Not as scary as in the City, Balestier, Kim Keat, Novena, etc..

Country, like Hong Kong, etc....

ilgr
09-11-12, 08:07
The upcoming project is facing seaview. Certainly good view! no other new project around so no competition. The name of this project got something to do with sea. Selling point: seaview! short walk to breach, close to Elisa Mall and upcoming international school (good rental yield), short distance to MRT, nearby good school, etc....


Expect selling above 900k psf. Please take note!

pasir ris grove is a distance from the beach. at least 30 mins walk. as for sea view, it's in my opinion too inland and there quite a number of HDB blocks in front.

kane
09-11-12, 10:21
Singapore so small how can say no competition.

ZeeWee
09-11-12, 17:44
have seaview???

plot ratio there all the same mah I thought.. got chance for seaview also the Last Parcel will get to see I think.. but in front HDB already... hard la..

radha08
10-11-12, 12:41
cdl really made a lot of $$$ from this big big plot of land they bought many many years ago..perfect example of land banking...:cheers4:

NV2010
10-11-12, 16:17
have seaview???

plot ratio there all the same mah I thought.. got chance for seaview also the Last Parcel will get to see I think.. but in front HDB already... hard la..

No la,
i mentioned one is at between pr drive 4 and elias leh. Really got seaview la. certainly better than Pasir ris link there got 4 projects already very cramped. Here only one. No competior la.

radha08
10-11-12, 16:19
pasir ris grove is a distance from the beach. at least 30 mins walk. as for sea view, it's in my opinion too inland and there quite a number of HDB blocks in front.

yup unlike ripple bay/sea esta...:)

ilgr
10-11-12, 17:24
No la,
i mentioned one is at between pr drive 4 and elias leh. Really got seaview la. certainly better than Pasir ris link there got 4 projects already very cramped. Here only one. No competior la.

pasir ris grove, as you mentioned earlier, is not between drive 4 and elias, and drive 4 is far from elias. care to share which plot of land you referring to?

amazon777
10-11-12, 20:30
pasir ris grove, as you mentioned earlier, is not between drive 4 and elias, and drive 4 is far from elias. care to share which plot of land you referring to?

I think he's talking about the one at Pasir Ris Drive 3/Elias Road, the plot just infront Elias Mall/Pasir Ris Elias CCC/Oasis@ Elias. Anyway, it's a low rise development up to 5 storey high. On the left of the low rise plot across the road where the previous Oasis@Elias showflat is the new International school. Further left of the proposed International school, will be launching a PC (infront of Siglap Sec Sch) up to 16 storey, confirm got sea view for those high floor units

http://www.h88.com.sg/article/Pasir+Ris+Drive+3+condo+plot+receives+only+5+bids,+top+bid+of+$211m+by+Capital+Development/

amazon777
10-11-12, 21:09
Pasir Ris Dr 3/Elias Road low rise plot

http://www.h88.com.sg/article/Pasir+Ris+Elias+Road+site+gets+9+bids%2C+top+bid+of+%24165.9m+by+Elitist+Development/

ilgr
11-11-12, 00:19
I think he's talking about the one at Pasir Ris Drive 3/Elias Road, the plot just infront Elias Mall/Pasir Ris Elias CCC/Oasis@ Elias. Anyway, it's a low rise development up to 5 storey high. On the left of the low rise plot across the road where the previous Oasis@Elias showflat is the new International school. Further left of the proposed International school, will be launching a PC (infront of Siglap Sec Sch) up to 16 storey, confirm got sea view for those high floor units

http://www.h88.com.sg/article/Pasir+Ris+Drive+3+condo+plot+receives+only+5+bids,+top+bid+of+$211m+by+Capital+Development/



Thanks. The seaview units there will be quite sweet. The frontal is just wilderness and it is quiet too.

NV2010
11-11-12, 08:12
pasir ris grove, as you mentioned earlier, is not between drive 4 and elias, and drive 4 is far from elias. care to share which plot of land you referring to?

Sorry it's typo error should be pr drive 3/elias rd.

NV2010
11-11-12, 17:17
There are 3 new projects in Pasir ris expected to be launched. 2 in Pasir ris dr 3 and 1 in Pasir ris grove.

hyenergix
11-11-12, 18:04
Rental will be quite weak in Pasir Ris in the next 3-4 years judging by the supply of condos and HDBs.

radha08
12-11-12, 01:20
Rental will be quite weak in Pasir Ris in the next 3-4 years judging by the supply of condos and HDBs.

i think pasir ris mostly people buy to stay cos its a nice place to stay having stayed there for 4 years before...:cheers1:

NV2010
15-11-12, 15:00
In the CDL's 3rd quarter business report, its plan to release the new project of 912-unit condo in Pasir Ris early next year.

CDL's existing project, The palette, launched over a year ago, now sold for over 94%.

iwantgizmos
15-11-12, 15:39
In the CDL's 3rd quarter business report, its plan to release the new project of 912-unit condo in Pasir Ris early next year.

CDL's existing project, The palette, launched over a year ago, now sold for over 94%.
912 unit.... whoa...

NV2010
15-11-12, 18:46
Here is the numbers for the units sold, price range, etc.

NV2010
16-11-12, 12:56
I strongly believe when population increase in Pasir Ris. The govt will certainly do this like other integrated transport hubs in housing estates such as Sengkang, Serangoon and Clementi. It's matter of time!

Residents in Pasir ris can looking forward>> to it. :o

http://www.straitstimes.com/sites/straitstimes.com/files/imagecache/story-gallery-featured/bu1611e.jpg (http://www.straitstimes.com/sites/straitstimes.com/files/bu1611e.jpg)

NV2010
27-11-12, 12:16
http://cdn-sg2.pgimgs.com/images/thumb/9/f/8/0/9f80f629279827_1_V550.jpg

azeoprop
27-11-12, 12:35
Har? Isn't this bedok reservoir?

:beats-me-man:

NV2010
27-11-12, 12:41
There are 4 new projects all together in Pasir ris.
One EC and 3 PCs.


PCs expecting to launch next year! one or two projects may launch before Chinese New Year.

Next year still another good year! property prices maintain flat, sales demands will be affected, accoring to property experts and based on my observations and monitoring.

Looking forward for a good 2013 year!!!

NV2010
28-11-12, 15:13
http://www.forsalebydevelopers.net/uploads/5/2/9/9/5299959/4390986_orig.jpg

radha08
28-11-12, 15:31
next to highway going to be super noisy...i know last time i stay elias green next to highway:doh:

NV2010
30-11-12, 07:22
New Launch Condo @ Pasir Ris Grove Plot 5 by CDL..Preview Soon!!! (http://www.propertyguru.com.sg/new-homes-listing/pasir-ris-plot-5-9080)

Land Area: est. 444,284sqf
912 units – 1/2/3/4/5DK Bedroom/Penthouses
12 blocks of 11/13 storey

1 bedroom : 474 - 646 sqft (158 units)
2 bedroom : 753 - 1044 sqft (224 units)
3 bedroom : 936 - 1302 sqft (218 units) Compact
3 bedroom : 1130 - 1550 sqft (79 units)
4 bedroom : 1259 - 1733 sqft (83 units) Compact
4 bedroom : 1410 - 1938 sqft (120 units)
5 bedroom : 1765 - 2422 sqft (20 units) Dual Key
Penthouse : 2734 - 3261 sqft (10 units)

BigBoy
07-12-12, 13:35
The condo name is DNEST according to onemap.


New Launch Condo @ Pasir Ris Grove Plot 5 by CDL..Preview Soon!!! (http://www.propertyguru.com.sg/new-homes-listing/pasir-ris-plot-5-9080)

Land Area: est. 444,284sqf
912 units – 1/2/3/4/5DK Bedroom/Penthouses
12 blocks of 11/13 storey

1 bedroom : 474 - 646 sqft (158 units)
2 bedroom : 753 - 1044 sqft (224 units)
3 bedroom : 936 - 1302 sqft (218 units) Compact
3 bedroom : 1130 - 1550 sqft (79 units)
4 bedroom : 1259 - 1733 sqft (83 units) Compact
4 bedroom : 1410 - 1938 sqft (120 units)
5 bedroom : 1765 - 2422 sqft (20 units) Dual Key
Penthouse : 2734 - 3261 sqft (10 units)

sabian
07-12-12, 14:06
The condo name is DNEST according to onemap.
WAHAHAHA :doh:

Place where the birds don't lay eggs?? :D

chestnut
07-12-12, 14:43
WAHAHAHA :doh:

Place where the birds don't lay eggs?? :D

You means birds are give birth???? Hahahahaha

:D:D:D

BigBoy
07-12-12, 14:58
Think CDL running out of suitable name. Someone should help them out.
DNEST....:rolleyes:..........Dragon Nest?:spliff:

Maybe it would look something like this http://upload.wikimedia.org/wikipedia/commons/thumb/1/1e/Beijing_national_stadium.jpg/250px-Beijing_national_stadium.jpg :scared-5::scared-5::scared-5::scared-5::scared-5:

chestnut
07-12-12, 15:09
Bro, when launching?? I WANT TO BUY !!!! SURE IT WILL LOOK LIKE THIS?
Hahahaha


Think CDL running out of suitable name. Someone should help them out.
DNEST....:rolleyes:..........Dragon Nest?:spliff:

Maybe it would look something like this http://upload.wikimedia.org/wikipedia/commons/thumb/1/1e/Beijing_national_stadium.jpg/250px-Beijing_national_stadium.jpg :scared-5::scared-5::scared-5::scared-5::scared-5:

BigBoy
07-12-12, 15:21
Bro, when launching?? I WANT TO BUY !!!! SURE IT WILL LOOK LIKE THIS?
Hahahaha

someone said early next year. Make sure you get the EARLY BIRD discount :spliff2:

chestnut
07-12-12, 15:24
someone said early next year. Make sure you get the EARLY BIRD discount :spliff2:
Only if it looks like the dragon nest... Hahahaha

NV2010
18-12-12, 10:38
Looking forward to 2013!!


2013 is still a good year for property market with the challenging economic and low interest rate environment and look forward to the new launch by CDL at Paris Ris Grove.

Wishing you all
a Merry Christmas and Happy & Prosperous New Year!!

NV2010
21-02-13, 13:17
http://cdn-sg2.pgimgs.com/images/thumb/0/b/6/e/0b6ecd32265422_1_V550.jpg